If you want even less than that you'd need to use private money, partnerships, creative financing (owner financing, subject to, etc) for the most part

Private money How did you add value to the deal?

Hello, I have a two-unit SFH (first floor unit & second floor unit which share a main entrance but have separate private entrances once inside the house), located in California (I know...).

You can virtually empty and stage rooms, and even do landscaping, all within a photo!

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If you see something and want to report it privately, send me a DM. 

Does anyone have a sample HML or PML form that you have used that you can share?

I’m continuing to put out plenty of offers on various properties and exploring different approaches to see what gains traction.For this one, I’m considering proposing a rent-to-own/deal finance contract with strict contingencies—something like requiring monthly photo proof of bank loan payment, with the understanding that failure to comply would result in a loss of equity of the seller.

Within 20 minutes, Taz sent me the details and photos - this guy is the BEST!!!

Virtually every loan we make has a private/hard money lender behind us, in second position.